How often do radon tests come back high on the east bench? All the time. Radon is a huge issue in Utah, especially in Salt Lake County and especially in neighborhoods up against the mountains like Cottonwood Heights. The scary thing about radon is that you can't see it, smell it, or taste it. There's no way to know it's in your house unless you test. The good news is that it's one of the easiest and most affordable problems to fix. If you're buying a home, you should test for radon every single time, and if it comes back high, you should put in a mitigation system. Here's why it matters so much, what the numbers mean, and what fixing it actually costs.
What Radon Is and Why Utah Has So Much of It
Radon is a radioactive gas that comes from the natural breakdown of uranium in soil and rock. It's down in the ground, and it seeps up into homes through cracks in the foundation, gaps around pipes, sump pits, and crawl spaces. Once it's inside, it can build up, especially in basements and lower levels.
Utah's geology makes radon especially common here. According to testing data released by UtahRadon.org, the average indoor radon level in Utah is about 4.5 picocuries per liter of air, roughly three and a half times the national indoor average of 1.3. Homes close to the mountains along the Wasatch Front, including Cottonwood Heights, Holladay, Sandy, and Draper, often test high.
Radon matters because long term exposure is linked to lung cancer. The EPA lists radon as the leading cause of lung cancer among people who don't smoke. It's not something that makes you feel sick right away. It's a slow, invisible risk, which is exactly why so many people ignore it.
What 4.0 pCi/L Really Means
Radon is measured in picocuries per liter of air, written as pCi/L. The EPA recommends installing a mitigation system if your home tests at 4.0 pCi/L or higher, and suggests considering one between 2.0 and 4.0.
To put that in perspective, radon at around 4.0 pCi/L is often compared to the lung cancer risk of smoking about 8 cigarettes a day. UtahRadon.org's data puts Utah's average of 4.5 pCi/L at about the same risk as smoking 9 cigarettes a day. A lot of homes on the east bench are right around that level or higher.
Think about that for a second. You'd never move into a house where you had to smoke 8 cigarettes a day. But without a test, you'd have no idea.
Testing During Your Inspection
I recommend testing for radon 1,000% of the time when you buy a house. The easiest time to do it is during your due diligence period, along with your home inspection. Many inspectors offer radon testing, often using a continuous monitor that runs for a couple of days. For accurate results, the home should be closed up during the test, with windows and doors shut except for normal coming and going.
If the test comes back above 4.0, we treat it just like any other inspection item. We get a quote for a mitigation system and either ask the seller to put one in or ask for a credit so you can install it yourself after closing. Most sellers on the east bench are familiar with radon and aren't surprised when it comes up.
Do sellers need to test before listing? I don't think it's necessary. It's normal for buyers to test during their inspection period, so it's not something sellers need to worry about ahead of time. If you already have a mitigation system, though, make sure it's working and mention it in your listing, because it's a selling point.
Mitigation Costs Less Than People Think
One of the things people always get caught up on is cost. They assume fixing radon is going to be expensive. It's not. In my experience, a full radon mitigation system costs less than $2,000, and I haven't seen it go above that. Most come with warranties that last for years.
A typical system uses a pipe and a fan to pull radon from under the foundation and vent it safely outside, above the roofline. It runs quietly in the background, and it can dramatically lower radon levels. Once it's in, you're no longer breathing the equivalent of 8 cigarettes a day. For less than $2,000, that's a no brainer.
After a system is installed, the home should be retested to make sure levels came down. Keep that test result and the system's paperwork, because future buyers will want to see it.
Already Own Your Home? Test It.
If you're living in a home and you've never tested for radon, test it. Absolutely. Test kits aren't expensive at all, and UtahRadon.org has offered free test kits to Utah households. You can also hire a certified radon tester. Figure out whether you're living in a radon dumpster, and if you are, get it fixed. It's one of the simplest things you can do to protect your family's health.
Radon levels can also change over time, especially after remodels, foundation work, or finishing a basement. If it's been years since your last test, it's worth testing again.
Frequently Asked Questions
What is a safe radon level in a home?
There's no level of radon that's considered completely risk free, but the EPA recommends installing a mitigation system if your home tests at 4.0 picocuries per liter of air (pCi/L) or higher. The EPA also suggests considering mitigation for levels between 2.0 and 4.0 pCi/L. The World Health Organization uses an even lower reference level of about 2.7 pCi/L. Utah's average indoor radon level is around 4.5 pCi/L, well above the national average of about 1.3. Because levels vary from home to home, even on the same street, the only way to know your home's radon level is to test it.
How much does radon mitigation cost in Utah?
In my experience on the east bench, a radon mitigation system typically costs less than $2,000. The exact price depends on the home's foundation, layout, and where the system needs to be installed, such as through a garage or a closet. Most systems use a pipe and a fan to vent radon from under the home to the outside, and many come with multi year warranties. Ongoing costs are usually just the electricity to run the fan. After installation, the home should be retested to confirm levels dropped. Compared with the health risk, it's one of the most affordable home improvements you can make.
Should I buy a house with high radon?
Yes, a high radon test isn't usually a reason to walk away from a home. Radon is very common in Utah, and it can be fixed with a mitigation system that typically costs less than $2,000. If your test comes back at 4.0 pCi/L or higher during your inspection period, you can ask the seller to install a system before closing or give you a credit to install one yourself. Either way, make sure the system is installed by a qualified professional and the home is retested afterward. With mitigation in place, a home with high radon can be just as safe as one that tested low.
Do sellers have to test for radon in Utah?
No, Utah sellers generally aren't required to test for radon before selling. It's common for buyers to test during their due diligence period as part of their home inspection. If a seller already knows the home has high radon or has a mitigation system, that should be disclosed. Sellers with an existing mitigation system should make sure the fan is working, gather the installation paperwork and any post mitigation test results, and mention the system in the listing. A working system can be a real selling point, since buyers know radon is common along the Wasatch Front.
If you're buying in Cottonwood Heights or anywhere on the east bench, reach out. We'll make sure radon testing is part of your inspection, help you negotiate a mitigation system if you need one, and connect you with installers we trust.
